The August 3, 2026 Planning and Zoning Commission meeting focuses primarily on development activity and citywide zoning updates that could shape Pleasant Hill's future growth. Commissioners are scheduled to review two significant development proposals, a right-of-way vacation request, and several amendments to the city's zoning ordinance that respond to recently enacted Iowa legislation and local development experience.
The largest development proposal involves Journey Credit Union, which is seeking approval to consolidate property near Maple Drive and North Hickory Boulevard for construction of a new branch office. The proposal relies largely on existing infrastructure, includes new sidewalks and landscaping, and exceeds the city's minimum parking requirements. Staff recommends approval after remaining technical comments are addressed.
Commissioners will also consider the preliminary plat for a major senior living development by Immanuel on approximately 23.8 acres south of Morning Star Court. The phased project would include independent senior housing, a PACE senior care center, future development land, new sanitary sewer infrastructure, and a public trail connection. The project represents one of the more substantial long-term development proposals currently before the city.
In addition to individual development requests, the commission will review zoning code revisions affecting accessory dwelling units, visitor parking requirements for residential developments, fence and accessory structure regulations, and fireworks sales. Several of these changes are intended to bring Pleasant Hill's code into compliance with recently enacted Iowa Senate Files 2369 and 2285 before recommendations are forwarded to the City Council.
Major Discussion and Action Items
Journey Credit Union preliminary plat and site plan
Commissioners will review plans for a new Journey Credit Union branch currently associated with 4915 Maple Drive, which would receive a new address of 770 North Hickory Boulevard if approved. The proposal combines two existing parcels into a single buildable lot of approximately 38,710 square feet (0.89 acres).
The proposed one-story branch would use an existing shared private access road maintained by Hy-Vee. Plans include fifteen parking spaces, exceeding the city's minimum requirement of ten, internal sidewalks connecting to Maple Drive, landscaping that satisfies city standards, stormwater management through a vegetated bioretention basin, and utility connections to existing municipal infrastructure.
Because the site is already served by public infrastructure, no major public improvements are required. Staff recommends approval contingent upon resolution of remaining engineering and staff review comments, including coordination with Hy-Vee for work affecting the private drive.
Immanuel senior living preliminary plat
Commissioners will consider a preliminary plat for approximately 23.82 acres south of Morning Star Court between NE 60th Street and Highway 65.
The proposal envisions a phased campus including independent senior residential units, a PACE (Program of All-Inclusive Care for the Elderly) center, three development lots, and one outlot reserved for future development. The land is currently zoned C-2 Regional Commercial, and staff indicates the proposed uses are generally consistent with the city's Future Land Use Map.
Approval of the preliminary plat would authorize mass grading and installation of sewer infrastructure while allowing the developer to pursue Iowa Finance Authority financing before returning with final plats and individual site plans. Public improvements would include sanitary sewer extensions, a ten-foot public trail along Morning Star Court, and dedication of a future public street.
Proposed vacation of NE 12th Avenue right-of-way
Elder Corporation has requested vacation of a small portion of NE 12th Avenue right-of-way in the 5100 block.
Planning and Zoning's role is advisory. Commissioners are asked to determine whether the property no longer serves a public purpose and whether vacating it would preserve reasonable access for neighboring properties. According to staff, both standards have been satisfied.
If recommended by the commission, the request would advance to the City Council for final consideration. Following any vacation, the parcel could only be sold to adjacent property owners because it is not large enough to function as an independent buildable lot.
Accessory dwelling unit zoning revisions
The commission will review amendments prompted by Iowa Senate File 2369.
The revisions would update Pleasant Hill's zoning code to recognize statewide requirements allowing at least one accessory dwelling unit on qualifying residential lots. The amendments also revise how ADU size is calculated, clarify where ADUs may be located, and remove obsolete provisions from the city's use matrix.
These updates are intended primarily to ensure local regulations remain consistent with Iowa law rather than creating an entirely new city policy.
Parking requirement updates
Staff proposes new visitor parking requirements for duplexes, townhomes, multifamily housing, manufactured home parks, and senior independent living developments.
According to staff, most other Des Moines metropolitan communities already require visitor parking to reduce neighborhood congestion and conflicts. The proposal also establishes a distinct parking standard for senior independent living communities rather than treating them identically to conventional multifamily housing.
Fence, accessory structure, and fireworks code amendments
Additional zoning amendments would:
- Allow pergolas and trellises adjacent to primary structures.
- Permit engineered retaining walls up to ten feet high under specified conditions.
- Clarify when corrugated metal fencing is allowed on industrial properties.
- Update fireworks sales regulations to comply with Iowa Senate File 2285 by permitting temporary and permanent fireworks sales in commercial and industrial zoning districts.
Financial Matters
The packet contains relatively few direct financial appropriations because this is a Planning and Zoning Commission meeting rather than a budget or purchasing meeting.
Financially significant items include:
- The Immanuel development will require construction of public sanitary sewer infrastructure, a public trail, and future street dedication as part of development.
- Immanuel anticipates paying a fee in lieu of parkland dedication before final plat approval, although no dollar amount is provided.
- The developer intends to seek Iowa Finance Authority funding before moving into later project phases.
- Journey Credit Union will finance site improvements associated with its proposed branch, including utility connections, parking, landscaping, sidewalks, and restoration of portions of the private drive affected by sewer installation.
- No construction contracts, grants, bid awards, or municipal spending authorizations with stated dollar amounts are included in the packet.
Policies, Ordinances, Resolutions, and Governance
The commission is reviewing multiple zoning code amendments before forwarding recommendations to the City Council.
Major proposed policy changes include:
- Updating accessory dwelling unit regulations to comply with Iowa Senate File 2369.
- Establishing visitor parking requirements for new duplex, townhouse, multifamily, manufactured home park, and senior living developments.
- Creating separate parking standards for senior independent living facilities.
- Allowing pergolas and trellises adjacent to principal structures.
- Allowing taller engineered retaining walls under specified design standards.
- Clarifying acceptable fencing materials in industrial districts.
- Expanding locations where fireworks sales may occur in accordance with Iowa Senate File 2285.
The meeting also includes nominations for Commission Chair and Vice Chair for future commission leadership.
Staff agenda reports provide planning analysis supporting each development application.
Planning staff concludes both the Journey Credit Union proposal and the Immanuel preliminary plat are generally consistent with the city's comprehensive plan and recommends approval subject to remaining staff and engineering comments.
The packet also includes extensive engineering drawings, architectural elevations, grading plans, utility layouts, landscaping plans, and legislative background explaining the rationale for proposed zoning amendments. Rather than introducing new policy initiatives, several code revisions are intended to align city regulations with recently enacted Iowa law.
Personnel, Appointments, and Organizational Matters
The agenda includes nomination of a Chair and Vice Chair for the Planning and Zoning Commission.
No hiring actions, employment agreements, resignations, retirements, or personnel disciplinary matters are included in the packet.
Projects, Facilities, Infrastructure, and Operations
The Journey Credit Union project includes construction of a new financial institution branch with parking, landscaping, sidewalks, utility connections, stormwater improvements, and access via an existing shared private roadway.
The Immanuel development represents a larger infrastructure initiative involving phased senior housing, a PACE center, sewer extensions, public trail construction, future street dedication, grading, and long-term development planning for a significant undeveloped property.
The proposed right-of-way vacation concerns a small unused section of NE 12th Avenue that staff believes no longer serves a public purpose while maintaining access to adjacent properties.
Residents have an opportunity to address the Planning and Zoning Commission during the public comment portion of the meeting, subject to the listed five-minute speaking limit.
Commission discussion and recommendations are expected regarding:
- Journey Credit Union preliminary plat and site plan.
- Immanuel preliminary plat.
- NE 12th Avenue right-of-way vacation.
- Zoning ordinance amendments.
If the commission recommends approval of the right-of-way vacation or zoning amendments, those matters will proceed to future City Council consideration where additional public participation opportunities are expected.
Residents may see continued commercial investment through construction of a new Journey Credit Union branch and expanded financial services.
Older adults and their families could benefit from additional senior housing options and a future PACE center if the Immanuel project advances through financing and later approvals.
Neighborhoods containing newer multifamily developments could experience improved visitor parking availability if proposed parking standards are adopted.
Property owners may gain additional flexibility for accessory dwelling units, pergolas, retaining walls, and certain fencing improvements under the proposed zoning amendments.
Businesses involved in commercial or industrial development may also experience updated regulations regarding fireworks sales and development standards.
- What is the anticipated construction schedule for the Journey Credit Union branch if approvals are granted?
- When could the Immanuel senior living project begin construction after preliminary plat approval?
- How much fee-in-lieu parkland funding is expected from the Immanuel development?
- How will the proposed public trail connect with the city's existing trail network?
- Why were the new visitor parking ratios selected for residential developments?
- How will the city ensure accessory dwelling unit regulations remain consistent with state law while protecting neighborhood character?
- Are any future traffic improvements anticipated near the Journey Credit Union site?
- What criteria will City Council use when considering the right-of-way vacation?
- How will engineered retaining wall standards be reviewed for safety?
- Are additional zoning code updates anticipated following these state legislative changes?
Important Dates, Deadlines, and Next Steps
- August 3, 2026: Planning and Zoning Commission reviews development proposals, zoning amendments, and right-of-way vacation request.
- Following commission recommendation: City Council is expected to consider the proposed right-of-way vacation and zoning ordinance amendments.
- Before final plat approval for Immanuel: Fee-in-lieu parkland dedication payment must be submitted.
- Following preliminary plat approval for Immanuel: Developer plans to pursue Iowa Finance Authority funding, complete final platting, and submit detailed site plans.
- September 14, 2026: Next scheduled regular Planning and Zoning Commission meeting.
Key Takeaways
- Journey Credit Union seeks approval for a new branch at 770 North Hickory Boulevard.
- The proposed credit union development exceeds minimum parking requirements.
- A 23.82-acre senior living community is proposed south of Morning Star Court.
- The Immanuel project includes independent senior housing and a PACE center.
- Public sewer and trail improvements accompany the Immanuel proposal.
- Planning staff recommends approval of both major development proposals subject to final comments.
- Commissioners will review a request to vacate a small section of NE 12th Avenue right-of-way.
- Zoning updates respond to recently enacted Iowa legislation.
- Visitor parking requirements for residential developments may increase.
- Accessory dwelling unit regulations would be updated to comply with state law.
- Fireworks sales regulations would expand in commercial and industrial zoning districts.
- Commission leadership nominations are also scheduled.
Official Sources
About the Public Body
- Name: City of Pleasant Hill City Council
- Organization type: municipality
- Government body: city-council
- Location: Pleasant Hill, iowa
- County: Polk County
- Provider: agendacenter
Keywords
Pleasant Hill, Pleasant Hill Planning and Zoning Commission, City of Pleasant Hill City Council, August 3 2026, Journey Credit Union, Maple Drive Plat 2, 770 North Hickory Boulevard, Immanuel Plat 1, senior living, PACE Center, Morning Star Court, Highway 65, preliminary plat, site plan, zoning amendments, accessory dwelling units, Senate File 2369, Senate File 2285, visitor parking, right-of-way vacation, NE 12th Avenue, fireworks sales, comprehensive plan, public trail, sanitary sewer, multifamily parking, retaining walls, pergolas, development review
